Notice on the Issuance of "Changzhou Residential Property Management Project Bidding Measures (for Trial Implementation)" (Changju Construction Regulations [2019] No. 1)

Each city (district) Housing and Urban-Rural Development Bureau, Jintan District City Authority, all relevant units:
In order to further regulate the city's residential property management bidding activities, safeguard the legitimate rights and interests of the parties to the bidding, and promote fair competition in the property management market, according to the State Council "Property Management Regulations", "Changzhou City Residential Property Management Regulations", "Jiangsu Province pre-property management bidding implementation measures" and other provisions, combined with the actual situation of the city, the development of "Changzhou City residential property management project bidding approach (for trial implementation)", is issued to you, please organize the implementation.
Annex: "Residential Property Management Project Bidding Measures in Changzhou City (for Trial Implementation)
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Changzhou Housing and Urban-Rural Development Bureau
September 27, 2019
(This document is publicly released)

 

Bidding Measures for Residential Property Management Projects in Changzhou City (for Trial Implementation)
Article 1 In order to further standardize the city's residential property management bidding activities, safeguard the legitimate rights and interests of the parties to the bidding, and promote fair competition in the property management market, according to the State Council "Property Management Regulations", "Changzhou City Residential Property Management Regulations", "Jiangsu Province pre-property management bidding implementation measures" and other provisions, combined with the actual situation of the city, the development of these measures.
Article II in the city's administrative areas of residential property management projects (excluding government procurement of residential property management projects) bidding activities and supervision and management, the application of these measures.
The residential property referred to in these measures refers to the buildings, structures and supporting facilities and equipment and related sites in the property management area containing residential.
The residential property management project bidding referred to in these Measures refers to the activities of the bidders for residential properties in the Municipal Public Resources Transaction Center (sub-center) for the selection and appointment of property service enterprises.
The tenderer referred to herein refers to the pre-property management bidding project construction unit, authorized by the owners' meeting through the Municipal Public Resources Exchange (sub-center) bidding owners' committee (hereinafter referred to as the owners' committee) and property management committee (hereinafter referred to as the property management committee).
The bidders referred to in these measures are property service enterprises that are qualified to bid and respond to residential property management bidding and participate in residential property management bidding competition.
Pre-property management bidding referred to in these measures refers to the owners, the owners' meeting to select and hire property service enterprises before the construction unit through the bidding process to select and hire property service enterprises with appropriate qualifications, and sign a contract with them, agreed to repair, maintenance and management of housing and supporting facilities and equipment and related sites in the property management area, to maintain environmental health and order activities in the area.
Article III of the city housing and urban-rural construction administrative department is responsible for the guidance, supervision and management of the city's residential property management project bidding activities.
Jurisdictional city (district) property management authorities are specifically responsible for the day-to-day management and supervision and guidance of residential property management project bidding activities within the jurisdiction.
The city property management association should play the role of social organizations, with the city public resources trading center (sub-center) to do a good job of service, and for the property committee or property management association to select and hire property service enterprises to provide convenient conditions.
Property committee in the community residents (village) under the leadership of the party committee to select and hire property service enterprises in accordance with the rules.
Article IV residential and non-residential construction units in the same property management area, shall be selected and hired through the city public resources trading center (sub-center) with the appropriate qualifications of property service enterprises, responsible for pre-property management.
Encourage the owners' association through the city public resources trading center (sub-center) to select and hire property service enterprises.
Property management should be through the city public resources trading center (sub-center) to select and hire property service enterprises.
Article V of the implementation of pre-property management bidding, the bidders shall publish a tender notice or issue an invitation to bid 10 days before the project location of the jurisdiction of the city (district) property management authorities:
(A) bidding announcement or invitation to bid;
(B) bidding documents, including the pre-property management program and the implementation of the planning drawings for the construction of supporting facilities and rooms for property management;
(C) bidding agency commissioning contract (commissioned agency bidding);
(D) commitment on the authenticity of the material;
(E) other materials required by law.
Article VI of the owners' committee or property management association bidding, shall publish a tender notice or issue an invitation to bid 10 days before the following materials to the project location of the jurisdiction of the city (district) property management authorities:
(A) Application report for project bidding;
(B) the owners' meeting to make a resolution on the non-renewal of the property service enterprise, the resolution on the selection and appointment of a new property service enterprise program (the program should contain the content of property services, service standards and fees, etc.), the resolution authorizing the owners' committee to tender, the owners authorized the property management committee to tender a joint decision;
(C) the tender notice (invitation to tender) and tender documents;
(D) bidding agency commissioning contract (commissioned by the agency bidding);
(E) other materials specified in the regulations.
The above materials are true, the city public resources trading center (sub-center) to organize the residential property management project bidding.
Article VII of the residential property management area with a total floor area of 100,000 square meters, the bidders can use the invitation to tender for the selection of property service enterprises. Total construction area of more than 100,000 square meters, the tenderer shall use the open bidding method to select and hire property service enterprises.
Less than three bidders or residential property management area with a total floor area of less than 30,000 square meters, you can use the agreement to select and hire property service enterprises.
Article VIII of the bidders shall be based on the phased development of the project and the nature of use of different properties, in accordance with the provisions of the policy on property service charges, to determine the standard of different property service fees.
Article IX of the bidders through the city Public Resources Transaction Center (sub-center) in accordance with the transaction process for the selection and appointment of property service enterprises, including the following processes:
(A) the release of the tender notice. Bidders to take public bidding, should be in the Public Resources Transaction Center website and "Changzhou City Property Management Network" on the bidding announcement, the bidders can also increase the release of the announcement media. Bidding announcement shall contain the name, address and contact information of the bidders, the basic information of the bidding project, the bidding activities schedule, the conditions of the bidding applicants and pre-qualification methods for bidding and other matters. Bidders to take the invitation to tender, should be more than three property service companies with the appropriate qualifications to issue invitations to bid.
(B) tender registration. Bidders shall prepare tender documents in accordance with the contents and requirements of the tender documents, and the tender documents required to submit tender documents before the deadline, the tender documents will be sealed and sent to the tender location.
(C) the organization of the bid opening. By the bidders or bidding activity organizers in the city public resources trading center (sub-center) to host the bid opening, invite all bidders to participate. Bid opening process should be recorded by the bidders, and confirmed by the bidder's representative after filing for inspection.
(D) the organization of bid evaluation. Bid evaluation committee consists of experts in property management and related professions and representatives of the bidders. Bid evaluation committee shall, in confidence, in accordance with the bidding documents to determine the evaluation criteria and methods of bid evaluation, recommend no more than three qualified winning candidates in order.
(E) determine the winning bidder. The bidders shall determine the winning bidder in accordance with the order of the winning candidate.
Article X of the project location of the jurisdiction of the city (district) property management department shall be the residential property management project bid opening, bid evaluation process supervision.
The owner's committee or property management association may recommend 2-3 representatives to observe the bid opening activities, but shall not interfere with the evaluation of bids and bid opening by the bid evaluation committee.
Article XI prohibits the following acts of bidders: 
(A) to set the winning bid at a price significantly lower than the city's average social cost of property services;
(B) to the bidders, bid evaluation committee members or other staff bribery and other improper means to obtain the winning bid;
(C) other prohibited acts under the laws and regulations.
Article XII of the construction unit shall determine the successful bidder within 30 days, the bidding information will be submitted to the project location of the jurisdiction of the city (district) property management department. Submitted information including bid opening and evaluation process description, the way to determine the winning bidder and the reasons, the evaluation committee's bid evaluation report, the winning bidder's tender documents, pre-property service contract and other information.
Jurisdictional city (district) property management department shall, within five days from the date of receipt of the above information, for the winning bid procedures.
Article XIII of the construction unit before the sale of property, should refer to the model text provided by the competent department of property management to develop a preliminary property service contract.
Construction unit sales of property, shall be the preliminary property service contract to the property buyer express and to explain, and the preliminary property service contract as an annex to the contract for the sale of housing.
Article XIV bidders or other interested parties that the bidding activities do not comply with the relevant provisions of these measures, you can raise objections to the bidders; objection to the response, you can receive a written response within 10 days of the date of the project location to the jurisdiction of the city (district) property management department complaints.
Bidders shall handle objections in accordance with the law, and cooperate with the competent property management departments to deal with complaints.
Article XV of the former property management period, the pre-property service contract has been terminated or terminated in accordance with law, the construction unit needs to re-elect the property service enterprise, the following procedures shall be followed:
(A) the new service content, service standards and fees and other content of the selection and hiring program to obtain the consent of the owners of more than half of the total area of the property sold and a majority of the total number of owners, and prominently displayed in the property management area, the public notice period of not less than 15 days;
(B) the construction unit to make the decision to dismiss the original property service company, should be informed in writing of the project location of the jurisdiction of the city (district) property management authorities, street offices (town people's governments) and community residents (village) people's committee;
(C) the construction unit in accordance with the provisions of Article V of these measures to submit materials to inform the project location of the jurisdiction of the city (district) property management authorities, the city public resources trading center (sub-center) re-election of property service enterprises.
Article XVI bidding parties in the bidding process have illegal acts, the relevant departments shall investigate and punish; constitutes a crime, be held criminally responsible.
Article XVII These Measures shall come into force on November 1, 2019. The former Municipal Housing Authority "Notice on the promulgation of <Changzhou City Preliminary Property Management Bidding Management Interim Measures>" (Changfangfa [2005] No. 2), the former Municipal Housing Authority "Notice on the issuance of <Changzhou City Preliminary Property Management Bidding Procedures>" (Changfangfa [2005] No. 3), the former Municipal Housing Authority "Notice on Further Strengthening Preliminary Property Management Work" (Changfangguifa No. [2013] 1) shall be repealed at the same time.